905 W Adams St · Garfield, WA 99130

$132,000

3 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 153 Days on market

Built 1970 6,534 sqft lot $69/sqft · 57% below area Est $239k · 45% under ↓ 40% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Appreciation +6.1/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

Key facts

• Vinyl windows
• New carpet
• New paint

Tags

• FULL BASEMENT
• FINISHED FAMILY ROOM
• VINYL WINDOWS
• NEW SHEETROCK
• NEW CARPET
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (1.3% below list).
• Recommended offer: $116k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#492 in WA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, crime F, amenities F.
• Garfield School District (rural): math 50% / reading 70% proficiency, ranked #69 of 291 in WA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 49 units permitted in Whitman County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($913 loan paydown + $3k appreciation (2.3% local appreciation)).
• Whitman County population projected at +57% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $88k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $116,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $239,327
• List price: $132,000
• Delta: -44.85%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 W California St	0.29mi	3/2.0	1,650 (-14%)	8mo	$340,000	$206	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.59×
• Total profit: $21,723
• Equity at exit: $53,965

10-year hold

• IRR: 13.5%
• Equity multiple: 2.85×
• Total profit: $68,553
• Equity at exit: $79,199

Cash invested: $36,960 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 99130

• Home prices YoY: 1.3%
• Active inventory: 9
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $171

Break-even live

Break-even rent $1,087

Max offer price $132,000

Occupancy floor 82%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-12
   price $132,000 663-char remark

   Show marketing remark (663 chars)

   MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

2. 2026-04-07
   price $154,000 663-char remark

   Show marketing remark (663 chars)

   MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

3. 2026-03-25
   status Active 663-char remark

   Show marketing remark (663 chars)

   MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

4. 2026-02-10
   status Pending 663-char remark

   Show marketing remark (663 chars)

   MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

5. 2026-02-08
   status Active 663-char remark

   Show marketing remark (663 chars)

   MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

6. 2026-02-08
   historical

   Show marketing remark (663 chars)

   MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

7. 2026-02-08
   historical 663-char remark

   Show marketing remark (663 chars)

   MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

8. 2026-01-28
   price $176,000 663-char remark

   Show marketing remark (663 chars)

   MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

9. 2026-01-28
   price $176,000

   Show marketing remark (663 chars)

   MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

10. 2026-01-27
    status Active 663-char remark

    Show marketing remark (663 chars)

    MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

11. 2026-01-27
    status Active

    Show marketing remark (663 chars)

    MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

12. 2026-01-27
    price $198,000

    Show marketing remark (663 chars)

    MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

13. 2026-01-26
    historical
14. 2026-01-22
    historical 663-char remark

    Show marketing remark (663 chars)

    MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

15. 2025-12-24
    price $198,000 663-char remark

    Show marketing remark (663 chars)

    MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

16. 2025-11-08
    listed $220,000 Active 663-char remark

    Show marketing remark (663 chars)

    MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

17. 2025-11-08
    listed $220,000 Active

    Show marketing remark (663 chars)

    MLS# 288756 HUD Home! This 3-bedroom, 1-bath ranch offers great potential with a full basement and several key updates already in place. The basement features a finished family room, a den (possible 4th bedroom with egress window), and a partial kitchen—perfect for additional living space or a guest setup. Updates include vinyl windows, new sheetrock, carpet, and paint in the basement, and what appears to be a newer roof. The main level features hardwood floors ready to be repaired and refinished, and the interior walls could use a fresh coat of paint. With a little finishing work, this home could really shine! Property is sold “AS IS. ”

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $1,335 · $111/mo
• Projected year-2 tax: $1,335 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,640
• − Mortgage interest: −$7,394
• − Property taxes: −$1,335
• − Insurance: −$660
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,840
• Taxable loss: −$92
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $2,076/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Garfield School District
• NCES district ID: 5303000
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $47,329
• Composite: 52.39/100
• National rank: #3420
• State rank: #69 of 291 in WA

Livability — Garfield

• Score: 59/100
• State rank: #492
• US rank: #20467

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garfield, WA
• Population (ZIP): 847

Population outlook (Whitman County) Hauer SSP2

• Today (2025): 57,639 people
• By 2030: 63,440 · +10.1%
• By 2040: 75,870 · +31.6%
• By 2050: 90,294 · +56.7%
• By 2075: 131,756 · +128.6%
• By 2100: 169,239 · +193.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 10%
• Common ancestry: Iranian 8% Portuguese 5% Italian 4%

Political lean MEDSL · Whitman

• 2024 margin: Lean D (+9.0) · D 52.8% · R 43.8% · Other 3.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 5.5pp · 2024: 9.0pp
• All cycles: 2024: D+9.0 2020: D+10.0 2016: D+0.5 2012: R+3.7 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.26%
• Current HPI: 171.9793
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

-40.0% since first listed

17 events — show timeline

• 2026-05-12 Price Changed $132,000 PACMLS
• 2026-04-07 Price Changed $154,000 PACMLS
• 2026-03-25 Relisted — PACMLS
• 2026-02-10 Pending — PACMLS
• 2026-02-08 Relisted — PACMLS
• 2026-02-08 Listing Removed — IMLS
• 2026-02-08 Delisted — PACMLS
• 2026-01-28 Price Changed $176,000 PACMLS
• 2026-01-28 Price Changed $176,000 IMLS
• 2026-01-27 Relisted — PACMLS
• 2026-01-27 Relisted — IMLS
• 2026-01-27 Price Changed $198,000 IMLS
• 2026-01-26 Listing Removed — IMLS
• 2026-01-22 Delisted — PACMLS
• 2025-12-24 Price Changed $198,000 PACMLS
• 2025-11-08 Listed $220,000 IMLS
• 2025-11-08 Listed $220,000 PACMLS

Property tax history

-0.3%/yr

Latest (2026): $1,335 · -10.3% YoY. Source: county tax records.